Look at everything, from utilities, to landscaping, to property taxes etc to see where you can save.

Since it's almost always a "one-off" per student, of the few that actually do a deal, (who then fade away into the landscape) it's hard to call it a successful business plan for the student.

I'd consider myself in line with an "Accredited investors" since I work in the regulatory finance industry, and have worked at a security regulatory authority empowered by the SEC.  

If there are hiccups along the way, such as a long vacancy, my staff is trained to call or email the landlord with updates (weekly is the default, but some landlords don't want that).A five-month vacancy cost you $7,000 in lost income, plus utilities, landscaping, and other expenses.

This led me to starting a landscaping company because of the volume of work offered by commercial property managers. 

NOtes are much more complicated with a lot of regulatory issues etc that buying RE simply does not have.

I require a $1,000 security deposit, no exceptions and I let them know they will be paying all utilities, mowing the lawn, keeping up the landscaping and cleaning the gutter. 

If your property is leased for more than market rent, I would see if the landscaping/mowing would negate the rent increase.  

Why is it not equally as common sense about a complicated legal process involving hundreds of thousands of dollars, layers of regulatory over-sight from Federal, state, county and local. 

According to market data, the volume of mezzanine and preferred equity investments in commercial real estate has increased as traditional lenders pull back due to higher risk and regulatory constraints.